The federal network is looking for premises. All about leasing premises to networkers

Elena Zemtsova, Managing Partner, Delta Estate

Leasing business, based on the rental of premises to large grocery chains, as well as network catering, is today one of the most popular ways of investing in real estate.

Perekrestok, Victoria, Magnit, Pyaterochka, KFC, McDonald's - any large networks are always in demand, as they are stable and tuned for long-term cooperation.

What areas are demanded by networkers

As for the size of the premises, the area primarily depends on the tenant's profile. For grocery supermarkets, the optimal area is 350-500 square meters. m, for specialized stores, such as Vkusville, Myasnov, - from 100 to 300 square meters. m. Beauty salons, pharmacies, medical centers, clothing and shoe stores are looking for areas from 80 to 200 square meters. m. In the catering segment, it all depends on the format. So, restaurants need an average of 300-700 square meters. m, fast food, cafes and coffee houses - 100-300 square meters. m, and small establishments such as "coffee with you" enough 10-40 square meters. m

Technical characteristics - the main thing that an investor pays attention to

The premises are then attractive for investments when there is a large pool of alternative potential tenants. And this is primarily determined by its technical characteristics. The most sought after premises are those located on the ground floors, with a free layout and showcase glazing, as well as several entrances, at least the main one from the main street and the additional “from the yard” for unloading and evacuation. The presence of several main entrances will also allow, if necessary, to divide the room into blocks and subsequently pass it more expensive. In addition, the volume of electric power is important, the minimum value is 0.2 kW per 1 sq. m. But it is necessary to take into account the specifics of the potential tenant. For example, grocery stores and catering establishments have an increased rate of electricity consumption due to refrigeration and kitchen equipment. A plus for the room is the availability of hoods for catering or the ability to equip it.

As for complex rooms, these are primarily basement and basement rooms, with a cabinet or multi-level layout, especially if all the walls are bearing and it is impossible to redevelop. And naturally, premises located in places with no traffic are not in demand.

Investors are not interested in office premises

Pure office premises located in residential buildings, especially economy class, are not very popular today. More demanded are retail and free-use premises with a separate entrance, which can be used for different business formats. Often they attract tenants from the service sector: beauty salons, fitness clubs, medical and educational centers - that will be in demand among residents of the residential complex and the district. For example, we rent our own premises in the residential complex “La Défense” at the 3rd Frunzenskaya 19th school of intellectual development for children, and the premises on Nezhinskaya 1 - at the school “Montesorri”.

How the purpose of the premises affects the type of rental business

Naturally, the purpose of the premises affects the types of rental business that can be organized in it. So, the cultural, educational and medical purpose of the areas clearly requires a change of purpose for use in public catering. But it is worth considering that there are certain restrictions on the opening of certain types of business. For example, you cannot open alcohol stores near educational institutions. Also, obtaining an alcohol license for a bar or restaurant in this case will be impossible, and for many catering establishments the sale of alcoholic beverages is a significant share in the revenue. In addition, it is not always possible to equip a cooker hood for catering, unless this is foreseen in advance by the developer.

What determines the liquidity of a rental business

First of all, the location affects the liquidity of the rental business. The greatest demand is for premises located on the first line of busy streets with high effective traffic. The liquidity of the room for investors increases the free layout with the possibility of dividing into blocks, several entrances, display windows, as well as the availability of hoods for catering and a large amount of allocated electric power.

As for the rental business in new buildings, in many respects the liquidity of such facilities depends on the stage of development of the project, therefore the population of the complex is an important factor that must be taken into account. The larger the project, from 2500 apartments, the more actively it is populated, and this directly affects consumer traffic. It is necessary to take into account the location of the room with respect to pedestrian traffic and access roads, to assess whether the situation will change in a few years. It is possible that the construction of a shopping center is planned in the project, so the grocery stores that today generate stable traffic will not be so liquid in a few years.

And what about payback?

The average payback of the rental business in Moscow is 7-10 years, with a yield of 8 to 15% depending on the location. So, in the center, profitability is also considered good and 10% per annum, in the TTK region -12%, and in the Moscow Ring Road and New Moscow - 13-15%.

What to look for when studying a market offer

When deciding on the purchase of a rental business in a new residential complex, it is necessary to take into account such factors as the stages of construction and the occupancy of the complex, the timing of registration of property. It will be useful to familiarize yourself in detail with the layouts of the construction area in order to assess the location of the room relative to houses and pedestrian flows. It is also necessary to look into the future: what other commercial facilities are provided for in the project, will the traffic direction change, for example, if it is planned to open the metro or lay a new road in the near future. It is important to get acquainted with the competitive environment today and tomorrow, to find out the interest of potential tenants in this location.

It's no secret that there are unscrupulous sellers who artificially inflate the rental rate and erode the holidays and indexation. Perhaps just “painting” the numbers in the lease. In addition, if we are talking about buying a room with a tenant, the seller may deliberately keep silent about the tenant's desire to lower the rental rate or that he will soon move out of the premises. Therefore, in addition to the location and general characteristics of the premises, it is necessary to study in detail the tenant himself and the contract with him.

Is the market getting better

In new buildings, of course, the quality of the proposed space is becoming an order of magnitude higher. Even economy-class housing developers began to think about the effectiveness of retail. In many projects, initially the ground floors are designed with an open plan, a minimum of load-bearing walls, separate entrances and display windows, high ceilings are provided, an extractor fan for public catering, more electrical power is allocated to the room.

It is worth noting that not only in new buildings there is a noticeable improvement in the quality of street retail format premises. For example, in the center, old buildings are adapted for modern use: separate entrances and shop windows are organized.

A variety of offers on the retail real estate market, a clear decline in business activity due to the crisis, the volatility of the national currency - these factors affect the conditions of any lease, and even more so if it is planned to lease the premises to networkers.

Official statistics indicate a clear predominance of supply over demand. Yes, and linking the rent to the currency does not help to ensure that legal entities working in the field of online trading “grab” on the go for any offer.

Network Trading Features

Domestic retailers promptly introduce methods used by foreign retail chains into their own practice. Undoubtedly, it’s difficult to fight, because on the side of foreign “guests” are well-developed infrastructure, solid investments, and a reliable “airbag” in the form of a certain stabilization fund.

Therefore, the landlord has difficulties in order to lease the premises to networkers. Foreigners prefer to build from scratch or use the services of developers working according to Western standards.

All these disadvantages are more than compensated by the advantages of network trading:

• large suppliers always strive to work with large customers;
• both purchase prices and delivery conditions for the central office of network trading are always more attractive than those offered by any isolated outlet.

Drawing up a commercial proposal for the rental of premises to networkers

A well-composed offer increases the attractiveness of hiring a particular room. The following recommendations can help you find a solid tenant:

1. It is necessary to determine the list of potential tenants, drawing up their proposals individually.
2. Contacting is recommended by name, and the potential client must know the name of the landlord.
3. The positive point is the acquaintance, albeit a "cap".
4. Do not use the phrases “we have free space” or “we offer free space for ...”. They should be replaced by “We have vacated the area”, “A new area has been leased.”
5. It is recommended that the client be interested in the numbers, statistical data, indicating the development of the infrastructure of the area where the premises are available, and demonstrate the dynamics of changes in purchasing power.
6. Indicate the neighboring brands whose offices and sites are located nearby.
7. No long texts, like company history, founding dates.
8. You should try to disclose the essence of the lease in numbers, indicating the expected benefits that the client will receive from hiring the premises.
9. Describe the services that can be provided if necessary.
10. Assess and indicate the strategic value of the leased area.
11. It is strongly recommended that you be objective, indicating not only the obvious merits of the proposal, but also the shortcomings present (a couple of minuses will add sincerity to the description).

We select a tenant who will receive the largest possible revenue in order to pay the largest possible rent.

If you are thinking about “renting a room,” we will promptly arrive, advise and do everything necessary to realize your plans. For this, some research work is being done. We make summary tables, look at competitive advantages, take into account the experience of tenants in this and similar areas. Also, in addition to all the above, we look at the statistics of work, and determine the direction of further movement. The general concept is built from the point of view of obtaining the highest efficiency of the project, its greatest profitability.
  Our company can also provide services for the "Brokerage" of a shopping facility.

What we can do for you:

• To rent a retail space;
• To rent commercial premises in Moscow;
• Lease non-residential premises;
• Rent real estate;
• Sell \u200b\u200breal estate;
• Sosodat deal;

We are engaged in premises from 5 sq.m. and more.

In case you need to lease the premises through an agency, we will be able to thoroughly work out for you all possible potential tenants. We are not limited to, like other realtors, placing information on bulletin boards. We are not lazy. We make an average of 2,000 calls per day and all of them are aimed at communicating with tenants to check them into your premises.

Depending on the amount of rented space, there are various options for finding tenants, namely renting the premises in one hand, but cheaper, or making borders for several tenants, it will be more profitable. And also choose the right product-thematic direction. Our company is engaged in the rental of commercial premises, helping owners to receive a stable and high income. The main activities that we carry out in order to lease the premises in Moscow are divided into three main stages - analytics of the premises and the environment in order to select the tenants correctly, then negotiations with potential tenants and signing the lease agreement.

• 1. Analytics of the room and environment;
• 2. Negotiations with potential tenants;
• 3. Rental of premises;

So, here are the main activities that we are implementing to rent your premises:

Stage 1 - Room and Environment Analytics

Competition analysis

This item, of course, is one of the fundamental when choosing tenants. The premises must be rented to a strong tenant who will have a good demand for products in the area. We will analyze all tenants within 10 minutes walking distance and determine the revenue of each of them. Based on this information, we make a product matrix presented in the area and determine unmet demand. Of course, the tenants themselves do analytics, but in order to protect the landlord from a sudden congress of the tenant due to poor work, we ourselves are engaged in this process and with confidence we sign an agreement with the tenant who will really work perfectly in the area.
Also this item allows you to:

Determine the objective rental rate

Choose the optimal size for each tenant

Identify the most successful formats and network companies in the area that represent them

The image of the object is its most valuable asset!

How is analytics of conjuncture and competition built:

• Traffic analytics of the main competing outlets located nearby;
• Assortment of selected outlets;
• Analysis of tenants, the cost of rent, as well as the cost of goods in the above points;
• The main differences between outlets with maximum and minimum traffic in the selected area;
• Conclusions and calculations on the given outlets, the reason for success and failure;
• Construction of a table of the presence of network tenants and competition in areas at the given retail outlets;

As mentioned above, due to this point, we will be able to learn a lot about the rental parameters of the leased premises:

Rental rate - based on the rates in the environment and the results of competitors;

Choose the appropriate area size for each product line and tenant;

Identify the most successful federal networks and formats in the area and strive to rent the premises first;

Identify the pros and cons of other outlets and use this to your advantage.

This will allow us to use specific statistics and take into account other people's mistakes. Also, knowing the cost of an average check in a given area and the maximum traffic of shopping centers, we can make assumptions about the income received by tenants in the studied shopping centers (there are other, more accurate ways to get information about the revenue of companies). What can be used in the work on the definition or correction of the concept of our object.

Request a free call back, we will call you back within a minute and advise you on any questions

Stage 2 - Negotiations with potential tenants

Stage 3 - Signing a lease - renting a room

The most coveted stage for all parties to the transaction. An office, retail, warehouse should be leased so as not to regret anything in the future. The signing of a legally competent and preferably mutual lease agreement for both parties is the key to mutually beneficial cooperation. There are as many spoiled relations and terminated contracts as there are just because many aspects of the relationship between the tenant and the lessor have not been thoroughly worked out. We will specially develop a contract format in which we take into account absolutely all the details, as well as the following parties to the contract:

Payment terms, incl. fines and penalties;

Responsibility for non-compliance with the terms of the contract - electricity, water, free entry

Mutual fines

The order of interaction with regulatory authorities (firefighters, medical inspections, etc.);

Indexation and conditions for changing indexation and lease (often tenants are ultimatum asked to reduce rent and indexation, threatening to terminate the contract);

The procedure for termination of the contract is one-sided or mutual, for what reasons it can be terminated. Advance warning to the other party about termination of the contract.

As well as further support of rental relations.

Our services are relatively inexpensive, but very professional. We can fully accompany your transaction, from the preparation of the presentation to the conclusion of the lease and further management of the facility.

Our company offers the following services:

What do we get for our work? not only gratitude of customers, but also friendship. We made many of our friends through word of mouth. How do we do it? - Deeply imbued with the idea and pay attention to every, even the most insignificant detail. Only in this way will work be done that you will be proud of. It is necessary to lease the property so that the tenant is satisfied and the owner is the winner. A thorough choice of a tenant, attention to each item in the lease agreement and legally competent transaction support. Personally, I like to communicate with people and always try to find a common language, so I like what I do.

Anton Borovitsky
Head of the company

Where can I rent a commercial non-residential premises or warehouse? How to rent a retail space for a store? How to lease commercial property?

Hello to everyone who looked at the site of the popular online magazine "HeaderBober"! You are an expert - Denis Kuderin.

The topic of today's conversation is the rental of commercial real estate. The article will be useful to businessmen, owners of non-residential premises and all those who are interested in current financial issues.

At the end of the article you will find an overview of the most reliable Russian real estate companies that provide intermediary services when renting objects for commerce.

So here we go!

1. Why rent commercial property?

Successful entrepreneurial activity in many respects depends on the successfully selected premises for doing business. This is especially true for trade and services. A cozy, well-equipped store in a busy part of the city in itself attracts customers.

The same can be said for offices. Every self-respecting company should have a good place to work and receive visitors. Even if you sell goods through an online store, you need a place to complete and issue orders, as well as resolve disputes with customers.

Not every businessman, especially a beginner, can afford the purchase of non-residential premises. In such cases, rental of commercial real estate comes to the rescue.

We list all the advantages of renting:

• relatively low financial costs;
• a simpler procedure of paperwork in comparison with a purchase;
• the opportunity at any time to change the landlord and move to another building;
• a large selection of real estate, especially in megacities.

The reverse process - the rental of premises - also has many advantages. First of all, it is a reliable source of passive income. The acquisition of commercial space (retail, office, industrial and others) is a good option for investing funds.

As long as there is a private business, its representatives will constantly need premises for doing business, which means that property owners will have stable profits without much labor.

Finding the right business premises is a troublesome event. The fastest and most reliable way to find an object is to use the services of professional intermediaries.

There is a detailed article on how modern ones work.

2. How to rent a commercial property - 5 useful tips

When renting commercial properties, you need to carefully approach their choice. Depends on the parameters and functional characteristics of the room, how soon you can start an entrepreneurial activity, and whether the object will fully meet the goals of your business.

First, decide how you will look for a suitable room - on your own or with the help of an agency. The first method involves an unlimited supply of free time and is associated with a variety of risks. The second option is safer and more reliable.

You can find more information on working with intermediaries in the article “”.

Expert advice can help you avoid common tenant mistakes.

Tip 1. Carefully study the hood and ventilation systems.

You or your employees will work in the room, therefore the availability of working ventilation systems is the most important point. The lack of powerful and autonomous ventilation in the building is a real obstacle to the normal operation of a cafe, restaurant, grocery store.

Food should be stored in appropriate conditions, and visitors and sellers should not be disturbed by odors. Moreover, the sanitary services simply will not allow you to use the facility for a catering company or a grocery store, if it has only common house ventilation.

Tip 2. Focus on loading and unloading areas.

A convenient area for loading and unloading goods is another key point for owners of cafes, restaurants, canteens and shops.

It is important that the site on which the loading and unloading operations will be carried out does not go into the courtyard of a residential building or on the roadway. You will disturb the residents or motorists, you will be tortured with complaints.

The issue of full-fledged power supply is especially relevant for tenants whose business involves the use of energy-consuming equipment - refrigerators, electric furnaces, machine tools, etc.

Make sure that the electrical cables in the room are capacious enough to meet the needs of the enterprise in full.

Tip 4. Carefully read the terms of the contract

Before you put your autograph on a lease, carefully read the conditions on which you conclude a deal.

The contract must contain the following clauses:

• rental terms, cost and payment method;
• if the premises are rented with equipment, then an inventory of property is compiled;
• liability of the parties for breach of contract;
• terms of termination of the agreement.

The costs of utility bills, garbage disposal, maintenance of the fire system and burglar alarm are generally borne by the tenant. However, the landlord pays for repairs if necessary, including the replacement of plumbing and electrical wiring in case of failure.

In advance, discuss with the landlord the issue of property insurance - whether such an agreement will be drawn up, and if not, decide who will bear the loss in case of unforeseen situations.

Tip 5. Check property documents

It is mandatory to check the title documents of the owner - the contract of sale, an extract from the State Register of ownership.

Make sure that the room really belongs to the person who rents it to you. Otherwise, at one point, the real owner of the object will appear with the appropriate authority. It is also important that the premises were not pledged, were not arrested for debts, and had no other burdens.

A person who is far from the intricacies of housing law should take advantage of professional help when renting or buying non-residential premises. For example, you can clarify for yourself all the obscure points on the website of the Lawyer - a resource on which experts from all areas of jurisprudence work.

You can ask your question even without registration, right on the main page. You will receive a legally correct and competent answer in a few minutes, and completely free of charge. If your problem needs in-depth study, you will need to pay for the services of professionals, but you can determine the amount of the fee yourself.

Step 2. Determine the amount of rent

To find out the best rental price, use one of two options. First, personally review the databases of your city and determine the approximate range of prices for renting similar premises. Second, delegate this task to a realtor.

By the way, in addition to real estate agencies, intermediary services are provided by private brokers. They usually charge 25-50% less for their work than companies. However, private specialists working with non-residential real estate, even large cities, are few.

5. If you rent commercial property - 3 main risks for the landlord

Each landlord is worried about the condition of his property and wants to receive rental income, not losses.

We list the main risks of owners of commercial real estate and tell you how to avoid them.

Risk 1. Misuse of the premises

Each competently drawn up lease agreement indicates for what purpose and how the leased premises will be operated. This also applies to the equipment that you rent with the rental.

If the tenant promised to use the premises for the warehouse, and set up a retail store in it, you have the right to fine it or terminate the agreement without returning the cost of the rental.

Risk 2. Damage or loss of property

You handed over the object and equipment to a respectable, as it seemed to you, citizen, and he, in the diplomatic language, did not live up to your expectations. Namely - he brought the room to a state of devastation, broke equipment, unscrewed the bulbs and, in general, behaved like a pig.

The owner in such cases has the right to demand compensation for the damage in full. Moreover, not only repair costs should be reimbursed, but also the market value of damaged equipment.

Responsibility is not provided if the object and property were damaged as a result of unforeseen circumstances - for example, from a fire or flood.

Risk 3. Tenant's refusal to pay a monthly fee

Sloppy payers must be punished with the ruble. However, this is possible, again, if the lease is drawn up in accordance with all the rules. That is, the terms and amount of monthly payments should be clearly specified in the document.

6. If you rent commercial property - 3 main risks for the tenant

The tenant may also suffer as a result of unlawful or unauthorized actions of the landlord.

Risk 1. Rental of premises for which the "lessor" has no legal rights

If a person who does not have the legal rights of an owner to the object rents the premises to you, the contract will be considered invalid. To avoid this, require the presentation of documents of title.

You can independently obtain an extract from Rosreestr by contacting the Multifunctional Center. The service is paid, but then you will reliably know "who is the boss in the house."

Risk 2. Change of locks in the room immediately after prepayment

Yes, such situations still occur in nature. You sign the contract, make an advance payment, get the keys from hand to hand, and when you want to enter the room with your property, it turns out that the locks have been changed and the “owners” have disappeared.

There is only one way out in this situation - to contact the police and institute criminal proceedings on the fact of fraud.

Risk 3. Sublease

It is best to clarify the point with a simple example.

Example

Tenant Andrei, a novice entrepreneur, rented a storeroom for a year, paying six months in advance. At the same time, the businessman did not check the documents of title, relying on the honesty of the lessor.

After a month of successful trading, a real owner appeared in the store with a full set of genuine documents. He politely asked the tenant to move out of the occupied space. Andrei tried to find a sub-tenant in order to at least return his money paid in advance, but the entrepreneurial intermediary did not answer either the calls or the SMS.

Conclusion: deal directly with the owner. At least, he should be aware of all the manipulations that occur with his property.

7. Professional assistance for tenants and landlords - an overview of the TOP-3 real estate agencies

Finding a qualified intermediary is a difficult task. To help readers, we have compiled an overview of the most reliable Russian commercial real estate companies.

1) Agency.net

  Property Management Agency. It will help landlords and tenants rent and rent: office, retail space, workshop, warehouse, mansion and any other commercial property. The company employs only experienced and qualified lawyers and realtors.

A significant plus of the company is a professional approach, the presence of a detailed site, the development of an individual strategy for each client of the office. There are no real estate services that the company's specialists could not provide to users.